28, SHEPHERDS ROAD, WATFORD, WD18 7HX - £1,400,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

28 SHEPHERDS ROAD is a very large extended detached house of 196m², built sometime between 1900 and 1929, which could now be worth an estimated £1,580,534. It was last sold for £1,400,000 in August 2018, which was around 77% above the average August 2018 detached price in the Watford local authority area. The most recent EPC inspection was January 2018, where the current energy rating was C, and the potential energy rating was B.

28 SHEPHERDS ROAD Sold Prices

Land registry data shows two sales for 28 SHEPHERDS ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Watford local authority area for the corresponding sale date. Both of the two 28 SHEPHERDS ROAD sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2018 10 AUG	£1,400,000	£790,994	77% above HPI
2012 2 APR	£597,500	£510,425	17% above HPI

28 SHEPHERDS ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Watford local authority area over time, sourced from the HPI. The two 28 SHEPHERDS ROAD sales from April 2012 and August 2018 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the April 2012 sale was for 17% above the HPI. So the extrapolation line tracks at 17% above the HPI over time, until the August 2018 sale, where it rises to 77% above the HPI. The line then continues to track at 77% above the HPI.

What might 28 SHEPHERDS ROAD be worth now?

28 SHEPHERDS ROAD might now be worth an estimated £1,580,534.

This is based on house price inflation of 12.9%, between August 2018 and February 2025, for detached houses, in the Watford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 12.9% inflationary increase is applied to the most recent sale price for 28 SHEPHERDS ROAD of £1,400,000 on 10th August 2018. For the value to have increased from £1,400,000 to £1,580,534 over the seven years and six months to February 2025, the following assumptions must hold true:

• The value of 28 SHEPHERDS ROAD has moved in line with the HPI for detached houses in the Watford local authority area.
• The August 2018 sale price of £1,400,000 represented a fair market value for the property.
• The size, condition, and specification of 28 SHEPHERDS ROAD has not materially changed since August 2018.

How Large is 28 SHEPHERDS ROAD?

28 SHEPHERDS ROAD is 196m², which includes three extensions, according to the EPC inspection conducted in January 2018. This puts it in the largest 20% of detached houses houses in Watford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Watford, and where 28 SHEPHERDS ROAD lies on this distribution: 83% of detached houses houses are smaller than 28 SHEPHERDS ROAD, and 16% of houses are larger. Note that EPC data is not available for all properties in Watford.

28 SHEPHERDS ROAD: Plot and Title Map

28 SHEPHERDS ROAD sits on a plot of roughly 0.178 of an acre, or 720m². The below map shows the location of 28 SHEPHERDS ROAD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 28 SHEPHERDS ROAD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 28 SHEPHERDS ROAD?

28 SHEPHERDS ROAD is located in WATFORD, in the WD18 postcode district. The below map shows the position of No. 28 on SHEPHERDS ROAD.